Last October we completed a house move in Llandough. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been conducted as part of conveyancing in Llandough?
It is not clear from the question as what problems have arisen and if they are specific to conveyancing in Llandough. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, a property owner answers a form called a SPIF. If the information proves to be incorrect, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Llandough.
My lawyer in Llandough has never been on on the Birmingham Midshires Approved Panel. Can I still retain my family solicitor even though they are not on the Birmingham Midshires panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Llandough lawyers but Birmingham Midshires will need to retain a lawyer on their panel. This will inevitably rack up the total legal fees and cause delays.
- Get a new lawyer to act in the purchase, remembering to check they are on the Birmingham Midshires panel
A relative recommended that if I am purchasing in Llandough I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Llandough conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Llandough around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Llandough Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Llandough Education with maps and statistics, Local Amenities and other useful data regarding Llandough.
I am buying a new build flat in Llandough. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Llandough
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I am in need of some leasehold conveyancing in Llandough. Before I get started I would like to find out the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Llandough - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Llandough Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
It is important to be aware whether redecorating or some other major work is pending that will be shared between the leasehold owners and could well dramatically increase the the service fees or result in a one off invoice. Who is in charge of the block? Is anyone aware of any major works on the horizon that will increase the service costs?